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A. Introduction
As a State Highway, the 111 Corridor public realm favors high-speed automobile traffic with little consideration for active transportation users. The 111 CSP envisions a Corridor with the ability to promote a wide range of users and mobility options for safe travel. Because the 111 CSP is not in need of new utilities to meet development capacity over the planning horizon, Public Realm improvements
are focused on mobility improvements that will enhance
the Corridor’s desirability and implement General Plan
2040 goals. Broadband improvements along with others
identified as part of ongoing efforts around the 2022-2024 Strategic Plan are included above, and should be prioritized along the Corridor.
B. Potential Improvments
Public realm improvements identified in Sections 3.6 and 3.7 of the CSP, particularly those related to street beautification, gathering places, and active transportation improvements will affect placemaking along the corridor, enhancing the desirability for people to live, work, and play, and creating a critical mass of people to support Corridor businesses.
Areas for prioritization should match those identified as centers of economic gravity, namely the Mixed-Use Center overlay areas. Subareas x, x, and x.
4.4 | Public Realm Funding and Phasing
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C. Policy and Strategies
STRATEGY 4.4.1: Complete a Master Plan of
Arterial Streets for the 111 CSP.
The City should prepare a Master Plan of Arterial Streets (MPAS), to guide the design and help coordinate the phasing and financing of future improvements to Highway 111 and other major streets within the Plan Area.
This Plan defines that need for – and standards and
procedures for – achieving a high level of coordination between the design of future infrastructure and public
realm network within the private lands surrounding Highway 111 and existing major streets. In order to achieve the Plan’s vision for the systematic improvement of Highway 111 itself and other existing major streets, the City must take the lead in redesigning those public rights of way as multimodal urban streets that balance high quality facilities for pedestrians, bicycles and transit with accommodation for private automobiles. Key elements of the MPAS should include:
a. A master plan drawing identifying all segments of
all streets that are covered by the Master Plan. It is
recommended that these include – but need not be
limited to the entire length of Highway 111 within the
Indio City Limits and those portions of Indio Boulevard, Jackson Street, Monroe Street, Clinton Street, Madison
Street, and Jefferson Street, and Dr. Carreon Street
for a few hundred feet to the south of Highway 111.
b. Geometric design of proposed lane configurations and medians, including wherever possible bicycle lanes
and curbside parking lanes. To the extent possible,
bicycle and parking facilities and medians should be
accommodated by reconfiguration of vehicular lanes
rather than moving existing curbs.
c. Design of new, wider sidewalks, separated from the
curb by street tree and landscaping bands. In some
cases, sidewalks shown may encroach into private
property, in which case at the time of development or
redevelopment of those parcels the City should require
the dedication of right of way – or the recordation of
an irrevocable, unconditional public access easement
– and the construction of the sidewalk and associated
landscaping.
d. Design of new signalized intersections as shown on
Figure 3.6.1.
e. Prototypical designs for unsignalized intersections of arterial streets and cross streets, including right-in/ right-out intersections and ingress and egress to and
front side access lanes.
f. Conceptual landscape designs for medians and street
frontages.
g. Coordinated signage and branding.
It is additionally recommended that the MPAS include budget level cost estimates for street improvements by segment and by improvement type. This would be useful to the City in considering undertaking selected improvements as catalytic capital projects to help stimulate private development
interest, creating a specific funding and financing strategy, and applying for funding grants.
STRATEGY 4.4.2: Create Enhanced Infrastructure
Financing District(s) to Pay for Improvements.
The City should begin creating one or more Enhanced
Infrastructure Financing Districts (EIFDs) to create a local funding source for public realm improvements. This
source diverts future tax increments on parcels within its boundaries from the General Fund to a fund that can be
used to pay for infrastructure improvements. EIFDs require voter approval but can be non-contiguous. The City should engage an EIFD consultant to evaluate possible boundaries, revenues, and fiscal impacts to the City’s General Fund from one or more EIFDs located within the 111 CSP. Priority
areas should include those existing centers of economic gravity, including Midtown, the Downtown Gateway, and
the Opportunity Zone.
STRATEGY 4.4.3: Evaluate the Potential to Create
One or More Business Improvement Districts in
the CSP.
The City should begin the process of speaking with
businesses in the economic gravity centers to evaluate the potential to create Business Improvement Districts. BIDs require businesses to vote to tax themselves to pay for additional security and cleanliness, coordinated marketing strategies, and other services that can support a cluster of businesses. The services that a BID can provide differ from the improvements eligible under an EIFD. BID boundaries would also likely be smaller, covering the key retail nodes identified but excluding portions of the 111 CSP between nodes or off the Corridor.
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STRATEGY 4.4.5: Pursue Federal, State, and
Regional Funding to Support Public Realm
Improvements.
Portions of the improvements could be eligible for funding from the sources listed below. The Funding and Financing Appendix provides additional information about funding
sources and their applicability to the 111 CSP. The
inclusion below indicates that the City would be eligible and competitive to receive funding.
a. Regional Sources
i. Local Transportation Funds (LTF). Local
Transportation Development (LTF) Funds are equal
to one-quarter cent of the statewide retail sales tax
receipts. The funds are returned to each county by
the State Board of Equalization based on the pro-rata
share of statewide retail sales and use taxes collected within each area. Administration of LTF funds is
undertaken by the Coachella Valley Association
of Governments (CVAG). LTF can be used for the
administration of the Transportation Development
Act (TDA), pedestrian and bicycle facilities, the public transit system (both operations and capital), and
streets and road projects.
b. State Sources
i. Infrastructure State Revolving Loan Fund
(ISRF). The California Infrastructure and Economic
Development Bank (I-Bank) loans money (ranging
from $50,000 to $25 million) to public agencies and
non-profits for infrastructure projects that promote
economic development and revitalization.
ii. Caltrans Active Transportation Program (ATP).
The Caltrans Active Transportation Program (ATP)
consolidates funding from various transportation
programs at both the State and federal levels,
including the federal Transportation Alternatives
Program (TAP), Bicycle Transportation Account (BTA),
and State Safe Routes to School. The goal of the ATP
is to encourage increased use of active modes of
transportation, including walking and biking, as well
as the safety and mobility of non-motorized users.
c. Federal Sources
i. Infrastructure Investment and Jobs Act
Appropriations. Apply for direct appropriations
from the federal government via the Infrastructure
Investment and Jobs Act. Local governments are
eligible for funding for a wide range of projects
through the $1.2 trillion infrastructure act signed
into law in 2021. Remaining American Rescue
Plan Act (ARPA) funds can also be used to support
infrastructure investment.
ii. Community Development Block Grants. For cities
that participate in the Community Development Block
Grant (CDBG) entitlement program, the Department
of Housing and Urban Development (HUD) offers
grants that can support a wide array of infrastructure
improvements, so long as they provide benefits to
low- and moderate-income persons, prevent or
eliminate slums or blight, and help to remediate
urgent threats to the health or welfare of the
community for which other funds are not available.
iii. Land and Water Conservation Fund. The Land and
Water Conservation Fund (LWCF) provides matching
funds to state and local government agencies that
contribute to developing public outdoor recreational
facilities.
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4.5 | Anti-Displacement
A. Introduction
As implementation of the 111 CSP succeeds in making the Corridor more desirable for both commercial and residential uses and attracting new private investment, prices and rents in neighboring communities are likely to increase, leading to the potential displacement of existing residents. The following policies and strategies can help lessen the impact of gentrification and price pressures on the residents of adjacent communities.
B. Policy and Strategies
STRATEGY 4.5.1: Require Development
Agreements and/or Community Benefits
Agreements.
The City should consider requiring Development Agreements or Community Benefits Agreements for future market-rate development in cases where developers are asking the City for unique variances or concessions. This requirement
can be phased in over time as market conditions change.
Community Benefit Agreements may require developers
to meet with the local community and agree to provide
public benefits to benefit adjacent development and the community.
STRATEGY 4.5.2: Provide Technical Support to
Homeowners.
An effective strategy for maintaining local control of
neighborhoods involves providing technical support and
education to homeowners. This includes information on
legal rights around foreclosure, home finance classes, and education on the value of their homes and the impacts
of selling to future occupants vs. investors. This could also include providing support to tenants who have the
opportunity to purchase condominium conversions of their rental units.
STRATEGY 4.5.3: Evaluate Local Density Bonus
Program
The City should evaluate the potential for a local density bonus program to deliver more affordable units than
currently provided under state density bonus laws. The
City can hire a consulting firm to evaluate program specifics on potential development feasibility and specify a program that developers would voluntarily undertake.
STRATEGY 4.5.4: Monitor Neighborhood
Displacement Risks.
The City should track key metrics to determine which
neighborhoods are at risk for gentrification and
displacement. Metrics include price appreciation rates, changing household incomes and demographics, and
number of investor purchases. As neighborhood risk
increases, the City can step up anti-displacement strategies.
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Appendix A Covers:
A.1 Background Report for Infrastrucutre Analysis . . . . . . . . . . . . . . . . . . . . . . .A-4 A.2 Transportation Memorandum. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A-38
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MEMORANDUM
Date: April 19, 2022
To: Anna Choudhuri, Rincon
From:
CC:
Jason D. Pack, P.E.
Biling Liu
David Sargent, Sargent Town Planning
Peter VanderWal, Sargent Town Planning
Andrew Krizman, Sargent Town Planning
Subject: Highway 111 Corridor Plan
OC20-0758
The Highway 111 Corridor Plan proposes specific design guidance related to land use and the transportation network along the Highway 111 corridor in the City of Indio. As part of that effort, Fehr & Peers reviewed the land use associated with the project to verify that the traffic (including the number of trips and associated VMT from the project) fits within the envelope of what was evaluated as part of the City’s CEQA document prepared for the Indio General Plan. The purpose of this memorandum is to summarize the results of that review.
Corridor Plan Description
Table 1 compares the proposed development under the Highway 111 Corridor Plan to what is allowable under the City’s General Plan zoning. This comparison was completed by Sargent Town Planning.
As shown in Table 1, the Highway 111 Corridor Plan reduces the number of units within the corridor by approximately 3,400 units and reduces the non-residential development by approximately 1,472,000 square feet.
In addition to the reduced land use, the corridor plan includes additional local roadway connectivity in the study area. Roadway connectivity (e.g. increasing the number of intersections per square
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April 19, 2022
mile) promotes accessibility, creates a more walkable and bikeable network, and reduces VMT compared to a less-connected roadway network.
Table 1 – Plan Comparison
Highway 111 Corridor Plan City of Indio General Plan
Increase of approximately 5,200 Dwelling
Units
Increase of 8,600 Dwelling Units (in Connected
Neighborhood, Mid-Town, and Mixed-Neighborhood)
Increase of approximately 550,000 sq. ft. of
non-residential sq. ft.
Increase of approximately 2,022,000 non-residential sq. ft. of employment use (in the Workplace Employment
District, Public and Institutional, Mid-Town, Mixed Use Neighborhood, and Connected Neighborhood)
VMT Comparison
The proposed reduction in residential units and non-residential square footage reduction when compared to what is allowed under the General Plan will both decrease the total number of trips generated in the corridor plan area and will decrease the total VMT generated in the area.
Additionally, the increased intersection density (e.g. improved roadway network) along with improved sidewalks and bicycle infrastructure will also reduce the number of trips in the area (since biking and walking will be easier) and will reduce the average trip length in the area since land uses are more connected1. All these project attributes will reduce both the number of trips and the VMT generated by those trips relative to what is allowed by the adopted General Plan. As such, the project, from a transportation perspective, would result in fewer impacts to that resource category.
This reduction would also likely improve resource categories that rely on transportation data (like Air Quality, Noise, Energy, and Greenhouse Gas assessment)); however, experts in those areas should review the results to verify that conclusion.
If you have any questions or concerns, please contact Jason Pack at 949.308.6312. 1 Cervero, R., & Kockelman, K. (1997). Travel demand and the 3Ds: Density, diversity, and design.
Transportation Research Part D: Transport and Environment, 2(3), 199–219. https://doi.org/10.1016/S1361- 9209(97)00009-6
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KETPLACE AGREEMENT
APPENDIX B | INDIO MARKETPLACE & MIDTOWN
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Appendix B Covers:
B.1. Introduction. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B-4 B.2. Overview of The Indio Land Development Plan. . . . . . . . . . . . . . . . . . . . . . B-6 B.3. Specific Plan Components for the Indio Land Development Parcels . . . . B-6 B.4. Developer’s Obligation to Construction Certain Public Improvements . . B-7 B.5. Parcel Map No. 38387 Exhibits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B-8
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B.1. Introduction
This Section of the Highway 111 Corridor Specific Plan
addresses specific site development considerations for an approximately 35.14 acre site.
The 35.14 acre site is part of Subarea 18 (See Section 3.4, Figure 3.4-1) of the Highway 111 Corridor Specific Plan and is comprised of property that is currently development and property that is vacant. As to the developed property, this property is comprised of 16.1 acres containing an existing development currently known as the Indio Marketplace
and formerly known as the Indio Fashion Mall. This site is currently owned by HCL Indio Grand Marketplace, LLC. This site was initially built in the mid 1970’s and the City intended to expand the mall in the 1980’s by acquiring properties to the south; however, the expansion never materialized.
On March 15, 2006, the City Council adopted the Central Highway 111 Corridor Specific Plan to create a long-term plan to expand City’s economic base and meet future residential and housing needs. On November 13, 2013, the City of
Indio Planning Commission adopted Resolution 1671 and
Exhibit AB.B-1: Proposed Parcel Map for 19.04 Acres of City-Owned Land approved Design Review 13-9-367 for a facade renovation for the center; however, renovations were never commenced and the Design Review 13-9-367 has expired. On July 14, 2021, the Indio Planning Commission approved Resolution No. 2021 granting conditional approval of Design Review 21- 04-486 for façade, parking and landscaping improvements to the 16.1 acre site.
The remaining portion of Subarea 18 is 19.04 acres of
undeveloped vacant parcels currently owned by the City of Indio and is comprised of 61 separate parcels as described in Section E. “Parcel Map No. 38387 Exhibits” to follow, and is located south of Highway 111 on John Nobles Avenue
between Monroe Street and Rubidoux Street. The City is
currently processing Parcel Map No. 38387 to establish
six (6) new parcels (see Exhibit AB.B-1) that will replace the aforementioned 61 parcels of land. Five of these new parcels will form the basis for future development of a portion of the 19.04 acres and the conceptual development plan is
found in Exhibit AB.B-2.
Indio Marketplace Redevelopment and Midtown Development
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Figure AB.B-2: Conceptual Development Plan for 19.04 acres of City-Owned Land HCL Indio Land Development, LLC (“Developer”) has
proposed to acquire 15.35 acres of the City’s 19.04
acres for private development known as the “Indio Land
Development Plan.” This area will be comprised of new
Parcels C1 through C5 and referred to herein as follows:
Parcel 1 containing 2.79 acres; Parcel 2 containing 5.59 acres; Parcel 3 containing 4.22 acres; Parcel 4 containing
1.37 acres and Parcel 5 containing 1.38 acres. The remaining
3.69 acres (Parcel 6) will be developed with a public park and public parking to be owned by the City. Development of these collective parcels shall be permitted only with a development agreement approved by the Indio City Council in accordance with California Government Code Title 17, Division 1, Chapter 4, Article 2.5, Development Agreements, Sections 65864-65869.5.
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B.2. Overview of The Indio Land Development Plan
B.3. Specific Plan Components for the Indio Land Development Parcels
With respect to Parcels 1 through 5, the Highway 111 Corridor Specific Plan allows for specified development uses on each parcel as follows:
• Parcel 1: Multi-family residential land uses
• Parcel 2: Multi-family residential land uses
• Parcel 3: Hotel and ancillary restaurant and retail land uses • Parcel 4: Surface parking lot
• Parcel 5: Surface parking lot
1. Land Uses. The Specific Plan allows for a variety of multi-family residential land uses, a hotel use including ancillary restaurant and retail uses. A condition of
approval of the Specific Plan will require the Developer to combine Parcel 1 with the adjacent 1.39 acre parcel
that is owned by the Developer through a lot merger
to create a 4.18 acre residential development site.
In addition, surface parking lots shall be constructed
and a condition of approval shall require that reciprocal access easements be recorded to ensure ingress and
egress across portions of the properties that are in
Subarea 18 of this Specific Plan.
2. Circulation. The design of the vehicular circulation through and around Developer’s Parcels including
the Parcel C-6 will incorporate all of the parcels and
their respective developments as a cohesive master
planned project. The Developer shall ensure that there
is a consistent design and circulation link between the roadway system, parking areas, pedestrian paths and
landscaping.
3. Parking. Parking for the residential land uses on
Parcels 1 and 2 shall be provided on each respective
parcel. Parking for Parcel 3 shall be allowed to utilize the parking on the adjacent and nearby surface parking lots on Parcels 4 and 5 or parking can be contained on-site.
Parking ratios, landscaping, signage, outdoor lighting
and other design standards shall be as set forth in the Specific Plan.
4. Architecture and Design. Each individual
parcel is encouraged to have its own personal design
to allow for individual identity while maintaining
certain architectural elements to link the overall site architecturally. The location and scale of the buildings and site improvements shall take into consideration
the adjacent property uses, guiding the placement and
proximity of the improvements to the surrounding
streets, developments, adjacent neighborhoods
as well in accordance with relevant regulatory
provisions of the Highway 111 Corridor Specific Plan.
On-site improvements shall have high architectural
quality, be well landscaped, and be efficiently and
aesthetically designed. The shape, scale, exterior design and exterior finishes of the buildings shall be coordinated throughout the development of each parcel and shall
conform to the Highway 111 Corridor Specific Plan.
5. Planning Review Required. Prior to the issuance of
any building permits for the development of any Parcel, the design, materials and finishes of all the building, site design, loading areas, lighting, screening and fence/walls, site landscaping shall be subject to discretionary planning review pursuant to § 159.720 of the Indio Municipal Code.
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B.4. Developer’s Obligation to Construction Certain Public Improvements
As conditions of the regulatory approval of the Highway 111 Corridor Specific Plan and as part of the required
development agreement for Parcels 1 through 5, Developer shall be required to construct certain public improvements.
For purposes of these conditions, “Public Improvements” shall mean the following:
1. Off-Site Improvements. Roadway and street
frontage improvements pursuant to City standards and
as more fully described and depicted in Section E. “Parcel Map No. 38387 Exhibits”, as follows:
a. On Monroe Street between the Alley immediately south of the property immediately west of the Mall property
(Parcel “H-1”) and John Nobles Avenue Developer shall
remove and replace the existing concrete sidewalk and
the street lights; install a traffic signal at Las Palmas Road on Monroe Street and construct the driveway at
the traffic signal location on Parcel “C-3”.
b. On John Nobles Avenue between Monroe Street
and Rubidoux Street Developer shall remove and
replace the concrete sidewalk, street lights, existing
driveways and curb and gutter; remove the existing
utility poles; and adjust the existing water valves and sewer manholes.
c. On Rubidoux Street between John Nobles Avenue and
the Alley immediately south of the Mall property (Parcel “H-1) Developer shall remove and replace the concrete
sidewalk, cross-gutter, existing driveways, curb ramp,
and curb and gutter; install street lights; and ensure
compliance by providing traffic, dust and water control for construction activities including mobilization of
the same.
2. Construction of Park. Developer shall construct and
install park improvements on the 3.69 acre site owned
by the City referenced herein as Parcel C-6 depicted
in Figure XX (“Park Site”), which said improvements
shall include hardscape, landscape, surface parking
areas, signage and other improvements to the
Park Site as set forth in plans approved by the City.
The Developer and City shall enter into an agreement
that provides for the Public Improvements to be
constructed by Developer at its sole cost and expense
pursuant to plans and specifications prepared by
Developer and approved by the City, which approval
shall not be unreasonably withheld conditioned or
delayed. Such arrangement shall also provide for the
City to reimburse the Developer for such costs up to a
cap of $________. Developer will carry out the design and construction of the Public Improvements in conformity
with all applicable laws, including all applicable state labor standards, the City’s engineering standards, the
City zoning and development standards to the extent
applicable, building, plumbing, mechanical and electrical codes, and all other provisions of the City Municipal
Code, and all applicable disabled and handicapped
access requirements, including without limitation (to
the extent applicable) the Prevailing Wage Laws (Labor
Code Sections 1720 et seq.), Americans With Disabilities Act, 42 U.S.C. Section 12101, et seq. Government Code
Section 4450, et seq., Government Code Section 11135,
et seq., and the Unruh Civil Rights Act, Civil Code Section 51, et seq.
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B.5. Parcel Map No. 38387 Exhibits
Exhibit AB.E-1: Parcel Map No. 38387
Exhibit AB.E-2: Parcel Map No. 38387
Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1601 of 1610 APPENDIX B | INDIO MARKETPLACE & MIDTOWN
ADOPTION DRAFT | SEPTEMBER 2022 B-9
Exhibit AB.E-3: Parcel Map No. 38387
Exhibit AB.E-4: Parcel Map No. 38387
Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1602 of 1610 192 | HIGHWAY 111 CORRIDOR SPECIFIC PLAN CITY OF INDIO | PUBLIC REVIEW DRAFT | AUGUST 2022 | 193 CHAPTER 3 | THE CODE
Wall-mounted Projecting Signs
Projecting Sign mounted on a shopfront's canopy Sidewalk Signs Neon Wall Sign
C. Standards by Sign Type
1. Allowed Sign Types. Table 3.11-1 lists the signs
types that are permitted by right within the Plan Area, subject to the associated standards. The following pages provide design standards and guidelines for each of
these allowed types.
Key
P Permitted by right
DR Design Review required
n/a Not allowed
Table 3.11-1 Sign Types
1. Intent. Private signage shall be a beautiful contribution to the urban environment while serving its purpose in
drawing attention to businesses and wayfinding.
2. Applicability. All new signs, including on new
buildings, existing buildings, and renovations or additions to existing buildings within the Plan Area (see Figure 3.4.1, Regulating Plan) shall be subject to the standards of this section. Any sign type that is not listed and permitted by right in this section shall only be approved by the
Planning Commission through Design Review. Public
signs are exempt from this section.
3.11 | Private Signage
A. Introduction B. General Standards
1. Standards. The following standards are applicable to all private signage:
a. Signs shall not obscure building entrances, cornices, columns, or other prominent architectural elements.
b. A maximum of three allowed sign types shall be
allowed on a building or massing increment unless
stated otherwise.
c. Phone numbers and email addresses shall be
prohibited from being displayed on any of the allowed
sign types, with the exception of front yard signs.
d. Sign lighting shall be designed to minimize light and glare on surrounding rights-of way and properties.
e. Directory signs are small wall signs located at
pedestrian eye level and intended to identify multiple
tenants within a building or complex. The following
standards apply to these signs:
i. Directory signs shall not exceed 6 square feet.
f. Internal illuminated “Cabinet Signs” and/or “channel letters” shall be prohibited for all signage.
Wall sign painted directly on the building
Sign Type See
Section:
MU-C
Zone
NG
Zone
NL
Zone
Wall 3.11.C.1.aPP n/a
Window 3.11.C.1.bPP n/a
Blade 3.11.C.1.cPP n/a
Vertical Projecting 3.11.C.1.dPP n/a
Front Yard 3.11.C.1.ePPP
Monument 3.11.C.1.fPP n/a
Awning 3.11.C.1.gPP n/a
Sidewalk 3.11.C.1.hPP n/a
District Wayfinding 3.11.C.1.iPP n/a
Minor Pylon 3.11.C.1.j DR n/a n/a
Major Pylon 3.11.C.1.k DR n/a n/a
Roof 3.11.C.1.l DR n/a n/a
Mural 3.11.C.1.m DR n/a n/a
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A sign painted or applied directly to the storefront windows and/or doors. Window signs also include posters for
advertisements and sales, product merchandise posters,
open/closed signs, and painted or etched business names and logos.
B
A
C
Standards Min Max
Height (% of window/door height)- 50%
Width (% of window/door width)- 50%
Area (% of window/door area)- 25%
Additional Standards
a. Permanent window signs shall be individually painted, etched or otherwise applied letters or logo graphics
surrounded by clear glass.
b. If no awning is provided, secondary window signs shall be allowed, which may span the width of the window,
shall be located at the top of the window, and shall
be limited to one foot in height.
ABC
Design Standards Design Character
A sign that is applied directly to or projecting out and parallel to the façade. This type of sign is intended for viewing from across the street and along the sidewalk. B C
Standards Min Max
Height 10" 30"
Width (as % of façade width)- 60%
Clearance from openings 24"-
Additional Standards
a. A minimum of one wall sign shall be approved per
business per street- or open-space-facing façade.
In multi-tenant buildings, only the businesses with
frontage on the sidewalk shall have a wall sign.
b. Wall signs shall be located above the storefront and at least 12 inches from any eave or edge of building
above.
c. Sign thickness (as measured from the wall) shall not exceed four inches.
d. Internally illuminated Cabinet Signs shall be
prohibited.
e. Channel lettering is permitted, provided that the
letters are either back-lit or externally illuminated;
internally-illuminated channel letters are prohibited.
f. Lettering on background panel shall be up to 24 inches tall. If a background panel is not included, letter height shall be up to 30 inches tall.
ABC
A
Design Standards Design Character
3.11.C.1.a - Wall Sign 3.11.C.1.b - Window Sign
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A painted, reverse-channel, or individual-lettered sign applied directly to or projecting out and parallel to the façade. This type of sign is intended for viewing from across the street and along the sidewalk. Internally-illuminated cabinet signs are prohibited.
Standards Min Max
Height- 15'
Width- 4'
Depth of projection into R.O.W.- 5’
Vertical clearance from sidewalk- 8’
Area (sign only; per side)- 16'
Additional Standards
a. Projecting signs shall be permitted to extend above
the parapet or roof of the structure to which it is
attached.
b. A maximum of one projecting sign shall be allowed
for every storefront entrance on the façade.
c. Vertical projecting signs extending into the public
R.O.W. require Public Works review and approval.
d. Signs shall be externally illuminated by a light
mounted on the façade or by neon tubing used to
illuminate letters, symbols, and accent frames.
ABC
A
Design Standards Design Character C D D B
A double-sided sign perpendicular to the building façade from a mounted wall brace or from a ceiling. Blade signs typically project over a sidewalk and are intended for viewing by approaching pedestrians.
Standards Min Max
Sign height- 36"
Vertical clearance from sidewalk 8’ 12’
Depth of projection into R.O.W.- 5’
Area (sign only; per side)- 6 sf
Sign thickness- 4"
Additional Standards
a. A maximum of one blade sign shall be allowed for
every storefront entrance on the façade.
b. Blade signs that extend into the public R.O.W shall be subject to a City permit, if the City Engineer deems
one is needed.
c. The top of a blade sign shall be located below the
building’s second floor windows.
d. Signs shall be externally illuminated by a light mounted on the façade or by neon tubing used to illuminate
letters, symbols, and accent frames.
ABC
A
C
B
Design Standards Design Character
3.11.C.1.c - Blade Sign 3.11.C.1.d - Vertical Projecting Sign
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A short, solid sign that rests directly on the ground, rather than being propped up by narrower support elements.
Standards Min Max
Overall sign width - 10'
Overall sign height- 5'
Distance from sidewalk 2'-
Additional Standards
a. Monument signs shall be permitted only along
Highway 111.
b. LED messages displays shall be prohibited.
c. Marquee (changeable letter/word) displays shall be
prohibited.
AB
B
A
Design Standards Design Character
A front yard sign is intended for businesses in buildings that are wholly or partially set back from the public right of way. The target viewer is the passing pedestrian or bicyclist.
Front yard signs may be freestanding or integrated into the design of a fence or dooryard wall.
Standards Min Max
Sign width- 30"
Sign height- 30"
Overall height- 5'
Horizontal clearance from sidewalk 2'-
Additional Standards
a. Signs shall not encroach into the public right of way. b. Signs shall be oriented toward side property lines,
unless incorporated into fence or wall design.
c. Exterior illumination shall be permitted, provided that it is from a single bulb, shielded, and warm in tone. B C A D ABCD
Design Standards Design Character
3.11.C.1.e - Front Yard Sign 3.11.C.1.f - Monument Sign
200 | HIGHWAY 111 CORRIDOR SPECIFIC PLAN CITY OF INDIO | PUBLIC REVIEW DRAFT | AUGUST 2022 | 201 CHAPTER 3 | THE CODE
A
B
A two-sided, non-illuminated, portable and temporary sign placed outside a storefront on the sidewalk for viewing at close range.
Standards Min Max
Height (overall) 18” 36”
Width 18” 30”
Horizontal clearance from curb 18”-
Clear pathway 6’-
Additional Standards
a. Signs shall not contain posters, flyers, balloons,
pennants or flags attached to the sign.
b. There shall be no projections other than raised carved letters, which should extend no more than ½ inch
from the sign face.
c. Maximum of one sidewalk sign shall be allowed per
business.
d. Signs shall only be displayed during hours of
operation.
e. Signs shall not be affixed to any wall or mounted on wheels.
f. “Reader board” signs with removable slide-in letters shall be prohibited.
g. Signs shall be constructed of wood or plastic with
professionally-applied lettering or images, provided
that handwritten menu boards or "specials of the
day" for restaurants shall be allowed.
AB
Design Standards Design Character
A sign painted directly onto, or projecting from any sort of awning or canopy.
Standards Min Max
Letter height 10" 30"
Width (as % of façade width)- 60%
Area (as % of each surface)- 25%
Depth of awning/canopy projection
into the R.O.W. 6’ 10’
Vertical clearance from lowest
point of awning/canopy to the
sidewalk
8’ 12’
Additional Standards
a. Awning side panels shall be prohibited. ABCD B
A
C
D
Design Standards Design Character
3.11.C.1.g - Awning/Canopy Sign 3.11.C.1.h - Sidewalk Sign
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A pedestrian-oriented sign-type intended for Districts and Centers that include multiple businesses and amenities to enhance pedestrian navigation and wayfinding.
Design Standards Design Character
3.11.C.1.i - District Wayfinding Sign
Required Findings
Approval of a District Wayfinding sign, and its design, is subject to Design Review and approval of the Director,
upon submission of the following Required Findings:
a. District Wayfinding Signage is necessary for ease of pedestrian/ visitor use and navigation of the district, center or campus it is serving.
b. District Wayfinding Sign Pylon Sign design and
materialsis are of high quality and are architectually
and thematically complimentary of the district, center
or campus it is serving.
Standards
Overall Height 8ft max
Overall Width 3ft max
Distance from grade to signage
text 18” min
Overall Sign Area 24 ft
2 max
Electronic Readerboards not permitted
ABC
Additional Standards and Guidelines
a. District Wayfinding signs may be conditionally
approved only for Centers, Districts or Campuses with
150,000 sq. ft. of commercial gross leasable area or
greater, with a minimum of 10 unique businesses.
b. District Wayfinding signs may not be located within
50ft of 111 Blvd or other Major Arterial Street.
c. A maximum of ten (10) businesses or destinations
may be identified on each District Wayfinding Sign
that contains lettering/graphics.
d. Sign shall have a maximum of two sides.
A conditional sign type, specifically for the identification and wayfinding of businesses within a center or district not directly fronting 111 Blvd or major arterial street the center or district itself fronts. This sign type is intended to uniqely emphasize, support and enhance the regional
identity and character of 111 Boulevard, consistent with the overall corridor aesthetic for the City of Indio. Design themes that reflect the history of Highway 111 / Route 99 are encouraged.
Standards
Overall Height 12ft max
Overall Width 10ft max
Distance from grade to signage
text 3ft min
Overall Sign Area 100 ft
2 max
Electronic Readerboards not permitted
Required Findings
Approval of a Minor Pylon sign, and its design, is subject to Design Review and approval of the Director, upon
submission of the following Required Findings:
a. The district / center for which the minor pylon sign(s) is proposed includes re-use of an existing building that is set back from 111 Blvd, such that the use of such
signage for the success of its businesses.
b. Minor Pylon Sign design theme, materials and
aesthetic compliment and enhance the intended
unified streetscape aesthetic of 111 Corridor, as
defined by this Specific Plan.
c. Minor Pylon Sign design uses enhanced / high quality materials and construction methods.
d. Minor Pylon Sign design and materialsis are
architectually and thematically complimentary of the
activity center it is serving.
B
ABC
A
C
Design Standards Design Character
Additional Standards and Guidelines
a. New Minor Pylon Signs may be conditionally approved
only for Centers / Districts with 150,000 sq. ft. of
commercial gross leasable area or greater, with a
minimum of 10 unique businesses.
b. A maximum of 2 Minor Pylon Signs shall be allowed
along each arterial street (including 111 Blvd) that the center/district has frontage along.
c. A maximum of eight (8) businesses may be identified
on each Minor Pylon sign.
d. Sign shall have a maximum of two sides, with each
side oriented toward each direction of the street it
is fronting.
e. Sign shall not encroach into the public right-of-way.
3.11.C.1.j - Minor Pylon Sign A BC
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A conditional sign type, specifically for the branding and identification of key activity nodes/centers along the 111 Boulevard corridor. Additionally, this sign type is intended to uniqely emphasize, support and enhance the regional
identity and character of 111 Boulevard, consistent with the overall corridor aesthetic for the City of Indio. Design themes that reflect the history of Highway 111 / Route 99 are encouraged.
Standards
Overall Height 35ft max
Overall Width 15ft max
Distance from grade to signage text 8ft min
Overall Sign Area 300 ft
2 max
Electronic Readerboards 150 ft
2 max
Required Findings
Approval of a Pylon sign, and its design, is subject to Design Review and approval of the Director, upon submission of the following Required Findings:
a. Major Pylon Sign design theme, materials and
aesthetic compliment and enhance the intended
unified streetscape aesthetic of 111 Corridor, as
defined by this Specific Plan.
b. Major Pylon Sign design is unique and iconic, using
enhanced / high quality materials and construction
methods.
c. Major Pylon Sign design and materialsis are
architectually and thematically complimentary of the
activity center it is serving.
B
C
ABCD
A
Design Standards Design Character
Additional Standards and Guidelines
a. A maximum of one (1) new Major Pylon Sign may be
conditionally approved for any Centers / Districts with 150,000 sq. ft. of commercial gross leasable area or
greater, with a minimum of 10 unique businesses.
b. Major Pylon Signs shall only be permitted along
111 Blvd; no more than 1 Major Pylon Sign shall be
permitted per 2,500 lineal feet of 111 Blvd frontage.
c. A maximum of eight (8) businesses may be identified
on each Major Pylon sign.
d. Sign shall not encroach into the public right-of-way. e. Sign shall have a maximum of two sides, with each
side oriented toward each direction of 111 Boulevard.
f. Electronic readerboards, if included, shall be wellintegrated into the overall design composition and shall not exceed 50 percent of the overall sign area,
and shall include automated dimmer controls to
manage and reduce nighttime glare.
3.11.C.1.k - Major Pylon Sign
Required Findings
Approval of a Roof sign, and its design, is subject to design review and approval of the Director, upon submission of the following Required Findings:
a. Roof Sign design theme, materials and aesthetic
compliment and enhance the intended unified
streetscape aesthetic of 111 Corridor, as defined by
this Specific Plan.
b. Roof Sign design is unique and iconic, using enhanced / high quality materials and construction methods.
c. Roof Sign design and materialsis are architectually
and thematically complimentary of the activity center
it is serving.
A conditional sign type, specifically for the branding and identification of key activity nodes/centers (or businesses therein) along the 111 Boulevard corridor. Design themes that reflect the historic Highway 111 / Route 99 corridor aesthetic are encouraged.
Standards
Overall Height 20ft max
Overall Width/Length 60ft max
Art Graphic / Logo 150ft
2 . max
Electronic Readerboards not permitted
ABC
A
B
C
Design Standards Design Character
Additional Standards and Guidelines
a. A maximum of 1 Roof Sign per Center / District or
development of over 150,000 sq. ft shall be permitted.
b. Structure supporting the sign shall be integral to the design and architectural style of the building.
c. Lighting shall be exposed neon or decorative external sources as approved by the City.
d. Electronic readerboards shall be prohibited on Roof
Signs.
3.11.C.1.l - Roof Sign
D
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A conditional type of art wall that may incorporate signage, useful for the branding and identification of key activity nodes/centers. Additionally, this sign type is intended to uniqely emphasize, support and enhance the regional
identity and character of 111 Boulevard, consistent with the overall corridor aesthetic for the City of Indio. Design themes that reflect the history of Highway 111 / Route 99 are encouraged.
Standards
Overall Height Limited to height
of building wall
Overall Width Limited to perimeter
of building
Overall Sign Area Limited to surface
area of exterior walls
Distance from grade
to sign base No min Required Findings
Approval of a Mural sign, and its design, is subject to Design Review and approval of the Director, upon submission of the following Required Findings:
a. Mural Sign design theme, materials and aesthetic
compliment and enhance the intended unified
streetscape aesthetic of Indio, as defined by this
Specific Plan.
b. Mural Sign design is unique and iconic, using durable, element-resistant, non-toxic materials and techniques.
c. Mural Sign design and materials are architectually
and thematically complimentary of the activity center
it is serving.
B
AB
A
Design Standards Design Character
Additional Standards and Guidelines
a. Mural sign shall be allowed to spread across multiple walls.
b. Mural sign shall be allowed to advertise a place or
property, but shall not be used to market an existing
service or retail good.
3.11.C.1.m - Mural Sign
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